Negative Equity Home Movers. Guiding you through your next move

Transcription

1 Negative Equity Home Movers Guiding you through your next move

2 WHAT IS NEGATIVE EQUITY? Negative equity occurs when the value of your house is less than the amount you owe on the mortgage. That means that the amount you d get if you sold your house would be less than you d need to fully clear the mortgage on it.

3 IS IT POSSIBLE TO MOVE HOUSE IF YOU RE IN NEGATIVE EQUITY? Yes it is! If you are an existing EBS mortgage customer and you want to buy a new home. WHAT IS A NEGATIVE EQUITY MORTGAGE? A negative equity mortgage is a mortgage that allows you to add the outstanding balance you owe on your existing home onto the mortgage required for the new property you wish to purchase. HOW DOES A NEGATIVE EQUITY MORTGAGE WORK? A negative equity mortgage simply transfers the outstanding balance of your existing mortgage onto a new loan for a new property. In the majority of cases, this means that your new property will also be in negative equity as your new mortgage will include the balance owed from your previously owned property. TRADING UP OPTION Trade up involves moving to a property of greater value than the value of the existing property. Typically you might want to trade up if your family is growing or you need to relocate. If you need to use the trade up option to move to a property of greater value, you will increase your outstanding loan balance. Up to 92% loan to value (LTV) finance is available to you towards the purchase price of your new property: Max LTV 85% for mortgages over 400,000; Max 75% LTV for one-bedroom apartments; The combined balance of the residual debt and the new mortgage must be of a lower LTV than the LTV of the existing property. The maximum loan to value of the new property including the residual debt cannot be more than 175%, subject to a maximum loan balance of 700,000. TRADING DOWN OPTION Trade down involves moving to a property of lesser or equal value than the existing property. If you need to use the trade down option to move to a property of lesser value, you will maintain or decrease your outstanding loan balance. You may apply for an LTV of up to 100% on the new property, subject to a maximum LTV of 175% including the outstanding balance on the original mortgage loan. The total balance of the new mortgage loan must be less than or equal to the existing mortgage balance. There is no maximum loan amount. FOR MORE INFORMATION Drop by your local EBS or phone us on

5 Example 2 GETTING YOUR NEGATIVE EQUITY MORTGAGE STEP 1 You will need to complete an EBS Mortgage Application form and EBS will arrange for a qualified valuer to complete a valuation on your current primary residence. This will be at your own expense and it should not cost you more than 150. STEP 2 EBS will then review your property valuation and mortgage application. If approved, EBS will provide you with a Letter of Agreement to be reviewed and accepted by you, signed and returned to EBS. The Letter of Agreement will provide you with approval to sell your property at an agreed figure (the Valuation Amount ). It will outline the repayment schedule in relation to the estimated amount of debt which will remain once your property has been sold. It will tell you the interest rate and term on the existing account(s) and it will let you know about any special conditions that may apply. Following the Letter of Agreement, EBS will give you an Approval in Principle letter, which will provide you with an estimate of the total amount you may be able to borrow if you sell your house at the Valuation Amount. This figure is the total amount that you may borrow, which includes the negative equity on your existing property. If the actual sale price looks like it will be less than the Valuation Amount, let EBS know and subject to approval, EBS may be able to amend the Letter of Agreement and Approval in Principle to reflect this. STEP 3 After you have reviewed, signed and returned the Letter of Agreement and instructed a solicitor to assist with the sale of your property, you may proceed to sell your property. Once your existing property is sold, at a figure greater or equal to the Valuation Amount, the full sale amount must be forwarded to EBS to be paid against the outstanding debt on your existing Mortgage Loan(s). Following this, EBS will send you a confirmation letter detailing the amount of residual debt remaining (the amount remaining on your Mortgage Loan(s) after the full sale amount has been applied) and the new repayment schedule to repay the residual debt. You will need to pay all legal, moving and auctioneering fees (these cannot be deducted from the sale proceeds). If you have a fixed interest rate mortgage account, an early redemption charge may be payable by you. STEP 4 So, you ve sold your house and have found a new home you want to buy. The first thing to remember is that you must continue to meet your monthly repayments as outlined in the Letter of Agreement.

6 Next, the new house will have to be valued by an independent valuer from the EBS Valuation Panel. This is at your own expense and should cost no more than 150. Once the property and valuation are accepted by EBS, we have to carry out a full loan assessment and you will need to meet EBS standard lending conditions. You will be given a Letter of Offer outlining the conditions. The new mortgage will be made up of the outstanding debt from your old home and the money required to purchase the new property. This is a new mortgage, so you will have the option of choosing from EBS s new business rates. If your previous mortgage was a fixed interest rate, this rate will not be transferred onto the new mortgage loan and an early redemption charge may be payable by you. If your previous mortgage was a Tracker Interest Rate you may apply to transfer this to the existing balance and time frame of the current mortgage, with the addition of 1%. (Please see the Tracker Interest Rate Retention Offer brochure.) The standard Loan to Value criteria will be applied to the new aspect of the new loan. For further information, please see key features below. STEP 5 Once the conditions in the Letter of Offer have been met, EBS will clear the remaining balance of the existing loan (residual debt) and forward the balance to your solicitor to complete the purchase of the new property. WHAT ARE THE KEY FEATURES AND RESTRICTIONS OF A NEGATIVE EQUITY MORTGAGE Your existing mortgage must be in negative equity. The new property needs to be your primary residence You must not be in arrears or experiencing difficulty making existing mortgage repayments When trading up, the maximum total mortgage loan amount including the residual debt from your old home is 700,000 When trading up, up to 92% loan to value (LTV) finance is available to you towards the purchase price of your new property: Max LTV finance is available of up to 85% for Mortgages over 400,000 Max LTV finance is available of up to 75% for onebedroom apartments When Trading Down to a property of less or equivalent value up to 100% loan to value finance is available towards the purchase price of your new property. The current EBS new residential home loan business rates will apply to your total mortgage loan (unless you currently have a tracker interest rate, please see the EBS Tracker Interest Rate Retention brochure for further information) WHAT IS A PRIMARY RESIDENCE? A person s primary residence or main residence is the dwelling where they usually live in the state. A person can only have one primary residence at any given time. It can also be referred to as a principal private residence, Home, or PDH Private Dwelling House.

7 The maximum loan to value of the new property, including residual debt, cannot be more than 175%. For example, if your new property is valued at 300,000 and you are borrowing 330,000 (including residual debt from your old home of 50,000) your LTV is 110%. Negative Equity Mortgage Examples Trade Up Trade Down Mortgage on Current Property 250, ,000 Less Current Property Value 200, ,000 Residual debt/negative equity 50,000 50,000 Proposed Purchase 3 bed house 275, ,000 EBS will consider funding up to 92% LTV for Trade up. 100% LTV for trade down: 253, ,000 Plus Residual debt: 50,000 50,000 New Loan approved 303, ,000 Less Residual debt 50,000 50,000 New Mortgage amount 253, ,000 Own Funds required 22,000 0 Once your new mortgage is in place, you will need to make repayments as outlined in the new Letter of Offer. IMPORTANT POINTS TO NOTE FOR THE NEGATIVE EQUITY MORTGAGE: EBS strongly recommends that you seek independent legal, tax and financial advice before proceeding with the Negative Equity Mortgage. The Approval in Principle regarding how much money you may be able to borrow for the new property, is subject to change based on your financial circumstances at the time of purchase of the new property and the actual sale price for your existing property. After the sale of your existing property, it may be necessary for you to amend/cancel your existing insurance policies. You should speak to your financial adviser about amending your existing life cover and/or taking out additional life cover. Prior to the drawdown of your new mortgage, you will be required to have adequate life cover in place. Any arrangements or modifications to your existing EBS Loan Account(s) may be reported to the Irish Credit Bureau and may appear on your credit report. You will be responsible for the cost of any property valuations and any other associated costs of buying and selling the properties.

8 IMPORTANT REGULATORY INFORMATION WARNING: YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP PAYMENTS ON A MORTGAGE OR ANY OTHER LOAN SECURED ON IT. THE PAYMENT RATES ON THIS HOUSING LOAN MAY BE ADJUSTED BY THE LENDER FROM TIME TO TIME. (Applies to variable rate loans only) Warning: The new loan may take longer to pay off than your previous loans. This means you may pay more than if you paid over a shorter term. Warning: If you do not meet the repayments on your loan, your account will go into arrears. This may affect your credit rating, which may limit your ability to access credit in the future. The existence of arrears on your Mortgage Loan will: Increase the original term of the loan which is determined by the amount of the arrears and the period for which they remain outstanding. Attract further interest at the prevailing interest rates. Be taken into consideration with all new loan applications. In the unlikely event of a claim on a Mortgage Protection Policy, any benefit payable will be in accordance with the original terms and conditions of the policy and will not cover arrears or additional costs, including interest and other charges incurred. Warning: If you do not keep up your repayments you may lose your home. Warning : You may have to pay charges if you pay off a fixed rate loan early. Warning: The cost of your monthly repayments may increase. Warning: If you switch to an alternative interest rate, you will not be contractually entitled to go back onto a tracker interest rate in the future. Note: The above notice in respect of adjustments to repayment rates will not apply during any period when the loan is at a fixed rate. If you or your dependants intend to use the home as a principal place of residence, you must show evidence of mortgage protection insurance, unless you are exempt under the Consumer Credit Act 1995 (you can seek this insurance through us or from other sources). Maximum loan to value of Owner Occupier Residential Properties 92% of purchase price or valuation whichever is lower. Lending levels are subject to monthly repayment burden, typically not exceeding c. 35% of borrowers disposable income and will vary according to individual circumstances. Loan requests considered on the basis of proof of income, financial status and demonstrated repayment capacity (including capacity to repay at higher interest rates). Loans not available IMPORTANT REGULATORY INFORMATION (CONT D) to people under 18. Mortgage loans require to be secured by a mortgage and charge on the subject home. A typical 100, year Variable interest rate mortgage for an Owner Occupier Residential Home with LTV greater than 80% will have monthly repayments of APR 4.83%. If the APR does not vary during the term of the mortgage, the total cost of credit i.e. total amount repayable less the amount of the mortgage, would be 54, The effect of a 1% increase in interest rates for such a mortgage will add to monthly repayments. Execution and registration of the mortgage deed will involve payment by you of your solicitor s fees, outlays and registration fees. The amount of solicitor s fees can be determined by negotiation with your solicitor, who will also inform you of the amount of the outlays and registration fees. We will charge you 60 for executing a discharge, release or vacate of a mortgage. The following is applicable only where the interest rate is FIXED for a period of at least one year: During any period when a fixed interest rate applies, the Lender may agree: (i) to allow full or partial out of course repayment ( prepayments ), or (ii) to convert the facility to a variable interest rate or to an alternative fixed interest rate ( conversions ). Prepayments, conversions and early repayment following demand by the Lender will be subject to the payment by you of an early breakage cost calculated using the following formula: Early breakage cost = A x U x D%, where A is the amount of the prepayment or early repayment following demand by the Lender, or the amount of the conversion, and U is the unexpired term of the fixed interest rate period, and D The difference between the original cost of funds and the cost of funds for the fixed rate period. E.G. for 60 months, with full repayment after 36 months = 5% early breakage cost 4,000 ( 100kX24/12X2%= 4,000. Assuming difference in cost of funds 2% (D)) EBS Limited is an authorised agent and servicer of EBS Mortgage Finance (a whollyowned subsidiary of EBS Limited). EBS Mortgage Finance is regulated by the Central Bank of Ireland. EBS Limited is regulated by the Central Bank of Ireland. Registered office: 2 Burlington Road, Dublin 4. Registered No

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